MSP
John Swinney
First Minister
MSP
Paul McLennan
Housing Minister
MSP
Shona Robison
Cabinet Secretary for Finance and Local Government
MSP
Shirley-Anne Sommerville
Cabinet Secretary for Social Justice
Scottish
Government
St Andrew's House
Regent Road
Edinburgh
EH1 3DG
Open
Letter to MSP John Swinney, MSP Paul McLennan, MSP Shona Robison, and MSP
Shirley-Anne Sommerville
Request
for Leadership on the RAAC Crisis: A National Fund Is Urgently Needed
Dear MSP John Swinney,
MSP Paul McLennan, MSP Shona Robison, and MSP Shirley-Anne Sommerville,
Thank you for your response to my correspondence dated
24 November 2024 regarding the ongoing crisis caused by Reinforced Autoclaved
Aerated Concrete (RAAC) in homes across Dundee. While I appreciate your
acknowledgment of the seriousness of the issue, I must express concern that
your response fails to adequately address the scale of the crisis or provide
meaningful solutions for homeowners affected by RAAC.
The RAAC crisis, which disproportionately affects
homeowners in Scotland, requires urgent and coordinated action at a national
level. While I understand that RAAC is being framed as a building maintenance
issue, it is clear that it goes beyond this, posing significant risks to public
health, safety, and financial security for affected homeowners. It is
imperative that the Scottish Government takes responsibility for ensuring that
homeowners who have been affected by this crisis are not left to bear the financial
burden alone.
The Misrepresentation of RAAC as a
Maintenance Issue
The statement by Mr. McLennan that "RAAC is not
regarded as a defective material" and that it simply requires regular
maintenance and monitoring for issues such as water ingress fails to
acknowledge the unique and widespread challenges faced by RAAC-affected
homeowners. This assertion appears disingenuous when viewed in the context of
homeowners' experiences, particularly those who purchased properties without
being informed of the presence of RAAC.
In many cases, local authorities were acting as
factors when the roofs became unstable, meaning they were responsible for the
upkeep and oversight of these buildings. Homeowners were not made aware of the
need for specific maintenance or the risks associated with RAAC, especially
given the British Research Establishment's 1996 report highlighting the
material's limited lifespan. Without this critical knowledge at the point of
sale, homeowners were deprived of the opportunity to undertake the necessary inspections
or maintenance.
By framing the issue as one of routine maintenance,
the response ignores the systemic failure to disclose and address the inherent
vulnerabilities of RAAC, both by local authorities and through the broader
regulatory framework. This oversight compounds the difficulties faced by
homeowners and undermines confidence in the Government's understanding of the
issue.
Call for the Scottish Government to
Use Existing Budgets for RAAC Support
Given that the UK Government has thus far failed to
allocate a dedicated fund for the RAAC crisis, it is crucial that the Scottish
Government considers finding the necessary funds within its existing budgets to
address this issue. Scottish homeowners are facing serious financial strain,
with many unable to access insurance coverage or financial assistance for the
necessary repairs and remediation. The situation is further exacerbated by the
fact that only one estate in Basildon, England, has been impacted by RAAC, and
homeowners there have received a fair value for their homes, while Scottish
homeowners have not.
Furthermore, Scottish council tenants affected by RAAC
have received only £1,500 in compensation, a stark contrast to the £8,680
compensation received by their counterparts in England. This significant
disparity in compensation highlights the need for the Scottish Government to
ensure that Scottish homeowners receive equitable treatment in the face of this
crisis.
The Need for Fair Compensation and
Market Value Adjustments
I also wish to highlight the issue surrounding
compensation offered by local authorities in Scotland. Many councils are
pursuing a voluntary agreement process with affected homeowners, but the
compensation being offered—based on current market value—is far below the value
of the homes before the discovery of RAAC. This is an unacceptable situation,
as homeowners are being unfairly penalized for a problem they did not cause and
have no control over. The Scottish Government must intervene to ensure that affected
homeowners receive fair and just compensation that reflects the true value of
their homes.
A National Solution for a Distinctly
Scottish Problem
The RAAC crisis is a distinctly Scottish problem that
requires a tailored solution. While the UK Government has thus far failed to
acknowledge the unique challenges faced by Scottish homeowners, it is
imperative that the Scottish Government steps in to provide the necessary
support. This should include financial backing for remediation work,
compensation for affected homeowners, and the establishment of a national
framework to ensure that this issue is addressed at every level of government.
Conclusion
In conclusion, I urge you to take immediate action to
ensure that affected homeowners in Scotland are supported and compensated
fairly. If funds are not forthcoming from the UK Government, I call on the
Scottish Government to allocate resources within existing budgets to resolve
this crisis. The RAAC issue cannot be allowed to continue to negatively impact
homeowners without a meaningful response from those in power.
I look forward to your prompt response and the
implementation of a robust strategy to address the RAAC crisis.
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